Once your offer is accepted, you need to arrange a property survey. While surveys are optional, they're one of the most important protections you can buy.
This guide explains the three RICS survey levels, their costs and which suits your property. It also covers what to do if your survey finds problems.
Why you need a survey
Surveys aren't legally required, but skipping one is risky.
Buyers often make two mistakes: assuming they can save money by skipping the survey, or thinking the mortgage lender's valuation is the same thing. Neither is true.
Your lender's valuation is a basic check for their benefit - it won't tell you about problems with the property. A proper survey identifies defects, structural issues and potential costly repairs before you commit.
Survey costs of £400-£1,000 could save you thousands in undiscovered problems. The survey gives you evidence to renegotiate the price and protects your investment. Understanding what happens after your offer is accepted helps you see where the survey fits in the timeline.
The different survey types
Once your offer has been accepted, you can order one of three RICS surveys.
Understanding the different survey types helps you choose the right level of protection for your property:
RICS Level 1 Survey
The most basic survey, providing a general overview using a 'traffic light' rating system. It highlights urgent defects and potential legal issues but doesn't include repair advice.
Rarely suitable for first-time buyers unless buying a very new property in excellent condition. Most buyers skip this level.
RICS Level 2 Survey
A detailed inspection itemising the property's condition in full. Previously known as a Homebuyer Report, these homebuyer surveys are the most popular choice for standard properties.
Most first-time buyers choose this survey. It's suitable for properties built using standard construction techniques and materials, typically less than 50 years old. The Level 2 offers the best balance of detail and value for most buyers.
RICS Level 3 Survey
The most comprehensive survey, offering a full structural investigation into the property's structure and condition. Also known as a building survey, this provides the most detailed analysis available.
Best for properties older than 50 years, those built from unusual materials or using uncommon construction methods. Also recommended for properties with major renovations, regardless of age.
Survey costs
Property survey costs vary depending on the type of survey and the size and value of your property. Here's what you can typically expect to pay:
- RICS Level 1: £300-£600 for most properties
- RICS Level 2: £400-£1,000, depending on property size
- RICS Level 3: £600-£1,500+ for comprehensive structural surveys
These costs are relatively small compared to the potential expense of undiscovered problems. A survey costing £500 could save you tens of thousands in hidden repair costs. When budgeting for your move, remember to factor in conveyancing fees alongside your survey costs.
Quick comparison of survey levels
Feature | Level 1 | Level 2 | Level 3 |
Best for | New properties <10 years | Standard homes <50 years | Older/unusual properties |
Cost | £300-£600 | £400-£1,000 | £600-£1,500+ |
Inspection depth | Basic overview | Detailed condition report | Exhaustive advice on all defects |
Popular with FTBs? | Rarely used | 90% choose this | Older properties only |
Includes advice? | No | Yes | Yes, detailed |
What level of survey should I get?
RICS Level 1 - Only suitable if you're on a very tight budget and the property is brand new or less than 10 years old.
RICS Level 2 - Best for properties built in the last 50 years using standard construction, with no immediately visible issues (damp, subsidence, roof problems). This is what 90% of first-time buyers choose.
RICS Level 3 - Required for properties over 50 years old, unusual construction methods, major renovations, visible structural problems, or if you're planning major work after purchase.
When your survey identifies issues:
- Renegotiate the price based on projected repair costs
- Request the seller fixes issues before completion
- Split repair costs with the seller
- Walk away before exchange of contracts if problems are too serious
Once you receive your survey report, add it to your documents checklist for buying a property. You'll need this alongside your mortgage offer, searches and contracts.
The survey protects you and your investment, giving you the power to act before you're legally committed at exchange of contracts.
How to book your survey
Book your survey through reputable chartered surveyors with Royal Institution of Chartered Surveyors (RICS) qualifications and accreditations. This ensures your surveyor meets the highest professional standards.
Homeward Legal has partnered with Surveyor Local to connect you with trusted surveyors. You'll receive a quality service for a competitive fee with fast turnaround of the survey report.
Compare their great prices with others and book your survey online.
Once your survey is complete, our first time buyer conveyancing service will guide you through the legal process to exchange and completion.
Survey vs mortgage valuation: know the difference
Many first-time buyers assume the mortgage valuation and property survey are the same thing. They're not - and understanding the difference is important.
Mortgage valuation
A basic lender check to confirm the property is worth their loan. There's no detailed report and it's for their benefit, not yours. It won't reveal problems with the property.
Property survey
A detailed inspection of the property's condition that you arrange. It identifies all defects and issues, with a full report for your protection.
Don't rely on your lender's valuation. Get your own survey to protect your investment.
Ready to book your survey?
Get instant survey quotes from RICS-qualified surveyors through our partner Surveyor Local.
Feel free to get your free conveyancing quote online, or call us on , we'd be more than happy to help and answer any questions you may have.
Frequently asked questions about property surveys
Which survey do most first-time buyers choose?
Around 90% of first-time buyers opt for a RICS Level 2 Survey (previously called a HomeBuyer Report). This provides the best balance of detail and value for standard properties built in the last 50 years.
What's the difference between a survey and a mortgage valuation?
A mortgage valuation is a basic check by your lender to confirm the property is worth their loan. It's for their benefit, not yours, and won't reveal problems. A property survey is a detailed inspection you arrange to identify defects and protect your investment.
Do I need a survey on a new build property?
While new builds come with warranties, it's advisable to get a snagging survey to identify defects before you move in. This typically costs £300-£600 and can save you hassle getting issues fixed later.
How much does a property survey cost?
Survey costs vary by type and property size. Expect to pay £300-£600 for a Level 1, £400-£1,000 for a Level 2, and £600-£1,500+ for a Level 3 survey. These costs are small compared to potential undiscovered problems.
Can I renegotiate the price if the survey finds problems?
Yes. If the survey identifies issues, you can renegotiate the asking price based on repair costs, request the seller fixes problems before completion, or walk away before exchange of contracts if issues are too serious.